Realistic renovation budget?

pamplem0use

e're having some work done in Bedfordshire on a two bedroom plus boxroom detached 1930s house. We've budgeted 15k for the following:

1. Total rewiring, addition of spotlights in three rooms, dimmer switches in three others, about 9 additional sockets (10 existing),

2. Four new radiators, three of which need minor re-siting (c. 50cm).

3. Remedial plastering through house (plaster isn't in an awful condition but we want a very smooth surface for painting), damp resistant plaster in one room.

4. Removal of chimney stack to below roof level.

5. New skirting boards throughout the house

6. Complete re-fitting of 7ft x 5ft bathroom.

7. Plumbing of washing machine.

8. Fitting of curtain tracks in five rooms (including 4 bays).

9. Removal of old bathroom and fitting of new: loo, bath with shower over, heated towel rail, sink, cupboard, blind, part tiled and ceramic tiled flooring, some remedial plaster work, roller blind. Want good quality bathroom suite with cast iron bath (not roll top).

I have no idea what spec of work this might get us (particularly re the bathroom).... we're having someone project manage the work (have extra budget for this) and he wants some idea on budget! We have contingency, but any of this will eat into our dream-extension savings pot.

Many thanks in advance! Sorry for being such a novice! If anyone can let me know what comparable part jobs cost that'd be really helpful!

ormus

probably better to allow an extra 5k for the SE area.
the bathroom alone could be anything between 5k-10k. depending on your spec.

Agrarian

Hi there,

I would think that you may need closer to the £25k budget cost depending upon the final level of specification, you haven't mentioned carpets etc, or kitchen. One thing we see isthat people budget for the 'building works' but don't allow for finishes. This might sound daft but if you sit in each room and write a list of works for each room, then cost out each list you will be supprised. Also dont forget skips they add up.

Best of Luck

Procrastinator333

Unless you are doing a lot of work yourself, that doewsn't sound like enough. E.g.

Rewire -Doesn't matter if new or old points, as it is a rewire, they still have to rip out all the old cable and put new in. Plus spots are obviously more work and cost than a pendant. Probably £3k.

But either more expensive, or fair bit of time, will be sorting out the mess afterwards. This is in part driven by your floor. Downstairs, do you ahve concrete floors? If yes, then they will have to chase up to the ceiling. That is a lot of damage for every light switch and plug. All need to be plastered and redecorated.

The Rads must be £500 to supply and fit, maybe bit more.

Remedial plastering - Depends on how bad the walls are. If there are just a few spots that need patching, then why not try yourself. It isn't too difficult to plaster a small flat area if the plaster around it acts as a guide for the height. If is is much worse thatn this, it might need to be skimmed. And bearing in mind you are putting in new electrics, ripping off skirts, moving rads, there are probably going to be quite a few bits of damage. You may need it all skimmed. That isn't cheap.

Removal of chimney stack - No idea, but if you need scaffold to do the job, it will probably be more expensive than you are expecting.

Skirting boards - I'm just doing these myself. It isn't a quick job. Ripping the old ones off, you will probably find large pieces of the wall come off with them. So rip off old ones, fill holes, make sure walls are flat, cut skirting (mitre all edges), knot wod, prime wood, top coat wood, attach, wood fill all nails / screws, make good. That is a lot of work for a whole house. I would reckon on £1.5k for a proper job. Also, keep in mind you should really do this last. E.g. After all electrics, plastering and decorating. That way, there is no edges to decorate as you paint the boards while they are not on the wall and you paint the wall while no skirts on it. Much easier.

Bathroom - This could be anything. It depends on what is there. What you want. If you are moving the room around. How much is tiled. Etc. £3-£15k.

Washing machine. Is this just replacing, or moving the plumbing?

Curtain tracks - £250 my guess.

Is this a second bathroom? Or just a repeat of the former?

Unless you are doing loads yourself (which I doubt as you are having someoen put up curtain tracks), I don't see you getting that work done for £15k. Personally I wouldn't be wasting money on having someone project manage.

My guess, if you do have someoen else project manage for you, and all that work gets done, my punt is you spend more like £25-30k all in (including project manager costs).